It really depends on how much capital you're working with.Chances are, unless you're going out of state and doing some work to force equity, you aren't cash flowing with 20-25% down.That's just not the environment we're in.If you have the capital to buy cash, do some renovation, and then do a cash out refinance, there are options out there. 

If you must be the on-the-spot final decision maker and are also the sort of person that can be talked out of $1200 per year without giving yourself time to think through your options or come here for advice then please hire a manager.No request, no matter how small it seems gets an instant response!!!

A lot of options and it depends on your goals.

One good option is being a local airbnb cohost for a property near you.

Another option I thought of was getting an Auto equity loan on my 2018 Ford Fusion.

Is an ADU (accessory dwelling unit) in option for your home?

Probably your best option will be to make some improvements, (maybe not the full $450k but enough to make it sell for as close to top dollar as possible without over-spending on improvements), and your 2nd best option is to sell it "as-is" for an appropriate price given the current condition.

He does not need my money in that he has other options. 

Most though will have a due date in the beginning of the year such that you have the option of paying it in the prior year.

To sue is the only option, that gets expensive and takes months...Spoke with our attorney this morning and sent him everything.